Now 1031 exchanges may only be done on investment real estate.What still has to shake out is guidance on what the difference is between equipment and fixtures that remain personal property and so are excluded from the 1031 exchange, and equipment and fixtures that become part of the real estate itself and so eligible for 1031 treatment.

For those of you who're interested, I completed my ADU project and you can see the 3D visualization of my place here: https://my.matterport.com/models/hRAxQheq93H?

I switched my policy from homeowner to a landlord policy, and the insurance agent told me the company would be sending out someone to visually inspect the home.

For example, repeals of the current annual property tax increase limits, or even limits on rental income or its income tax treatment in the state. 

Paint rest of balcony trim what ever shade of white you use around windows and doors. bronze balusters (or more expensive cable) would make it look visually way less busyl2.

I would say do some sort of Break-Even analysis so you can visually see what it takes, how long it will take, and what is required for you to not only replace the lost income and benefits but surpass that level. 

Have a termite inspector evaluate it and he can give you an idea of the extent of the damage and can give recommendations on treatment.

Window treatments are depreciated over a small number of years, but only if you're doing a bunch of them.

I talked to a couple inspectors to educate myself and they both told me that if there were any areas on the exterior that they couldn't access and they visually observed peeling paint they would have to flag it.

Whatever you choose, though, you will generally get better treatment and terms, and develop a stronger relationship with a lender at a credit union than a bank, because of the cooperative ownership and not-for-profit structure of the former.